Rendering · One-bedroom villaOne-bedroom villa
1 bedroom · 2 bathrooms · two storeys
- Private plot
- 75 m²
- Total area
- 108.22 m²
- Private pool
- 7.97 m²
Price nowUSD 237,700
Rendering · EM VillasPererenan, Canggu · Bali
EM Villas
20 private pool villas on leasehold land, a five-minute walk from Pantai Lima beach.
Under construction · 50%
Title
Leasehold 30 + 30 years
Villas
20 · 1 and 2 bedrooms
From
USD 237,700
Completion
50% · 2 Sep 2026
Our relationship
Our own development. PT Investo International Indonesia is owned by AETHA’s founders, so we earn from the sale and from the project.
Developer: PT Investo International Indonesia
Our review
Documents reviewed. Anything not yet confirmed is marked as such on this page.
Rendering · Pool courtyard
Rendering · Façade
Rendering · Living area and pool
Rendering · Villa row from above
Rendering · KitchenRenderings are marked as renderings. Site photographs carry their date.
Location
Pererenan, Canggu.
A quiet, green pocket off Jalan Raya Seseh, in the tourism zone where short-term rental is permitted. Pererenan’s cafés are five minutes by car.
| Destination | Distance |
|---|---|
| Pantai Lima beach | 400 m · 5 min walk |
| Pererenan cafés (Brunch Club, Shelter) | 5 min by car |
| Canggu Hills mall (opening 2028) | 8 min by car |
| Ngurah Rai International Airport | 40 min by car |
Developer catalogue v2, 2026. Drive times vary widely with traffic.
Villas
Two villa types.
Rendering · One-bedroom villaRendering · Two-bedroom villaTwo-bedroom villa
2 bedrooms · 3 bathrooms · two storeys
- Private plot
- 100 m²
- Total area
- 138.77 m²
- Private pool
- 14.59 m²
Price nowUSD 347,700
Price schedule
| Villa | At launch | From 50% completionCurrent | From 70% completion |
|---|---|---|---|
| One-bedroom | USD 227,700 | USD 237,700 | USD 247,700 |
| Two-bedroom | USD 337,700 | USD 347,700 | USD 357,700 |
Prices rise by USD 10,000 at each milestone. 50% completion was reached on 2 September 2026. All-inclusive: Indonesian taxes (10% + 11% VAT), furniture, legal and notary fees, rental-ready handover. Ask us for current availability per villa.
Payment schedule
| Payment | When | Share | Condition |
|---|---|---|---|
| Down payment | On signing | 50% | Agreement signed; site handed to the contractor |
| First instalment | At 50% completion | 20% | Structure, walls, roof and waterproofing 100% complete |
| Second instalment | At 70% completion | 15% | Plastering, pool structure, ceilings and tiles 100% complete |
| Final payment | At handover | 15% | Handover protocol (BAST) signed |
Preliminary agreement, Appendix II. An alternative plan runs 50 / 20 / 20 / 10. Under the standard plan the final 15% may be paid in 12 monthly instalments after handover.
Legal structure
What you actually own.
Foreigners cannot hold freehold land in Indonesia. You buy a long leasehold right to your own plot and villa.
01 · The land
Balinese landowner
Holds freehold title (SHM) to a 3,350 m² plot in Pererenan village.
Survey letter no. 3851/2025
Master land lease · notarised · 30 + 30 years
02 · The developer
PT Investo International Indonesia
Foreign-owned company (PT PMA). Leases 1,700 m² of the plot and builds the villas.
Lease deed no. 01, 5 Jan 2026 · NIB 1712250020164
Villa sub-lease · notarised · 30 + 30 years
03 · You
Leaseholder
Sub-lease of your plot and villa for 30 years, with a 30-year extension.
Notarised villa lease deed
What you own
- The right to use, rent out and transfer your villa for 30 years.
- The villa building and your private plot of 75 or 100 m².
- An option to extend for a further 30 years.
What you do not own
- The land.
- A fixed extension price. It is set at the market value of the land, by three independent appraisers.
- Any part of PT Investo International Indonesia.
Documents you receive
- 01Preliminary agreement, in English and Indonesian
- 02Notarised villa lease deed
- 03Copy of the master land lease deed
- 04Company deed, NIB and licences (KBLI 55900 accommodation, 68111 real estate)
- 05Progress certificate with photographs at each payment milestone
Summarised from the lease agreement template. Building approval (PBG) and zoning evidence are not yet published here. The independent legal review has not yet been completed.
Return model
Gross to net, with the assumptions visible.
A one-bedroom villa, two ways: the developer’s own model, and a conservative case built from independent rental data for the same address.
| Per year, USD | Developer model | AirDNA comparables |
|---|---|---|
| Average daily rate | 150 | 127 |
| Occupancy | 80% | 81% |
| Gross rental income | 43,800 | 37,500 |
| Booking platforms (16%) | −7,008 | −6,000 |
| Utilities and insurance | −1,800 | −1,800 |
| Management (20% of operating profit) | −6,998 | −5,940 |
| Tax (20%, assumed) | −5,599 | −4,752 |
| Net income to you | 22,395 | 19,008 |
| Net yield on USD 227,700 | 9.8% | 8.3% |
Developer model: EM Villas catalogue v2 (ADR USD 150; 70 / 80 / 90% occupancy shown as 8.5 / 9.8 / 11.1%).
Conservative: AirDNA Rentalizer for a 1-bed at the site coordinates, November 2025 (USD 37.5k revenue, 80.6%, ADR USD 127), with the developer’s cost lines.
Two-bedroom villa, same method: developer model 10.1% (ADR USD 225, 80%); AirDNA comparables 7.7% (ADR USD 185, 75%, December 2025).
Developer model
22,395
AirDNA comparables
19,008
What the yield does not show
The lease runs 30 years. Spread over that term, the purchase price costs USD 7,590 a year, or 3.3%. Counting it, the yields above fall to about 6.5% and 5.0%. The extension and any resale value are not included.
Not included
- Your home-country income tax
- Currency movement against your own currency
- Financing costs
- Exit value, which declines as the lease term runs down
Risks
What could go wrong.
ConstructionExposure: Medium
What could happen
The build is delayed, or the contractor fails to finish.
What we do about it
Contract deadline 1 July 2027. Penalty of 0.1% of the contract value per day after a 30-day grace period. Your payments follow certified milestones.
What remains your risk
Delays of several months are common in Bali. Your handover date can move.
CurrencyExposure: High
What could happen
Prices and rent are in US dollars. If you think in euros, forints or Australian dollars, dollar moves change your result.
What we do about it
Every figure is shown in the currency it is earned or paid in.
What remains your risk
All currency risk on income and resale.
OccupancyExposure: Medium
What could happen
A tourism shock, or new villa supply in Canggu, lowers bookings or rates.
What we do about it
The conservative case uses independent AirDNA data, published next to the developer’s model.
What remains your risk
Income can stay below both cases for years.
RegulationExposure: Medium
What could happen
Rules on short-term rental and foreign leasehold can change.
What we do about it
The villas sit in the tourism zone. The developer holds KBLI 55900 for accommodation. The operating licence per villa is not yet confirmed.
What remains your risk
Changes in the law are outside our control.
ExitExposure: High
What could happen
A leasehold loses value as its term shortens. Resale is slower than for freehold.
What we do about it
We show the yield after spreading the price over the lease term.
What remains your risk
You may sell below the purchase price, or not quickly.
Construction diary
Every milestone, dated.
LatestSeptember 2026
Overall completion50%
Completed
Site clearing, bored-pile foundations, main concrete structure (columns, slabs, roof deck), all brick walls, roof and waterproofing.
Next
Pool shells, plastering and skim coat, ceilings, floor and wall tiles, MEP rough-in. The 70% milestone releases the next instalment.
Progress certificate dated 2 September 2026, issued by the developer with site photographs. No independent engineer sign-off yet.
From company licence to handover.
Dec 2025
NIB and licences issued
Jan 2026
Master land lease signed
Apr 2026
Construction start
Sep 2026
50% · structure, walls, roof
In progress
70% · pool, plaster, tiles
Jul 2027
Handover, contract deadline
If a date moves, we show both the original and the new date.
